Subdivision Problems

R a y m o n d C. C a ssa d y , Vice-President
Henry B. Steeg & Associates, Inc.,
Consulting Engineers,
Indianapolis, Ind.

The discussion of subdivision problems could cover a wide scope.

Of course, the first look at this subject is probably done by the owner
or developer of the tract or parcel of land which is to be subdivided.
One must recognize that the end result in the laying off a tract
of land and subdividing into lots and blocks is to obtain a product or
products—something to sell or market. W hether the subdivision is
to be offered for sale as vacant lots for individual buyer development
or to be offered completely developed with housing or business places
ready for occupancy, the ultimate goal is a sale for profit. Before
undertaking the subdivision of land the developer will probably study
the market for the size or class of property he proposes to develop,
study the growth trends in that particular neighborhood or section of
the city, consider the timing of the development in anticipation of the
demand or the completion of associated development, and consider
financing problems and many other pertinent matters.
Perhaps our job as public officials, is to look at the problems of
the development of a new subdivision strictly from the view point of
protecting the public interests. As soon as the rumor is started that
a certain area or tract of land is to be subdivided, the residents in or
near the vicinity of such tract usually become instantly apprehensive.
“W hat is going to happen to our property values? W ill it cause greater
traffic congestion? W ill our neighborhood schools be seriously over­
loaded ?” The answers to these questions, and for the many more
matters affected by a large scale subdivisional development, depend a
great deal on the control the city officials have on the planning and
development of the area.
A large number of city officials have interrelated responsibilities
to protect the public interests. The city’s authority starts usually with
the common council. Many of our cities have enacted and are guided
by an ordinance designed specifically for the proper control of sub-
divisional development. W here there is a city plan commission most
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of the overall planning problems would be cleared through this agency

first.
L et’s make a list of some of the overall and general outlook
problems facing city officials before a large subdivision can be properly
developed. Let us start with the zoning requirements for proper land use.
Is the land best suited or located for industrial use or commercial use,
or for residential housing? Should additional school or recreational
areas be allocated and set aside as part of the program? Does it con­
form with the master plan where such a plan is adopted ? And, of
course, a check must be made as to the availability of public utilities—
sewers, water supply, power. Consideration must also be given to the
municipal services to be provided after the subdivision is fully developed
— public health, police protection, fire protection, street lighting, traffic
control, refuse collection and disposal, and perhaps many more general
problems to be faced.
W hether or not your city has a subdivision control ordinance, or
plan commission, or a master plan, the city engineer has and must
assume a large share in the responsibility for the correct answers to
all or most of the above enumerated problems, and in addition, must
assume practically the full responsibility to assure proper ground control.
Under layout or plat arrangement come the problems of street location
and designation for anticipated use, whether for state or interstate
highway, main arterial throughway, secondary connecting street, or
feeder street to inside streets or to cul-de-sacs. The city engineer in
those cities having no master plan or plan commission, particularly,
should be alert to the need for requiring the developer to provide for
and to dedicate streets of sufficient width and arrangement for the
anticipated future needs of the city, and to assume ready access to all
service streets. Two or more platted routes to each service street are
desirable to provide for emergency ingress and egress in the event one
street may be temporarily blocked off during construction or repairs
or for other reasons.
T he city engineer should also be alert to advise the planner against
poor design in layout. Eliminate deadend streets without adequate pro­
vision for properly designed turn-a-rounds. Limit the lengths of
streets ending in a cul-de-sac in order that a minimum amount of
double travel is required for ready access and departure for each lot.
Eliminate unnecessary jogs or offsets in the continuity of streets. Avoid
double frontage lots, a practice that wastes street lengths.
Of course, it is quite advantageous to have the plat fit the topog­
raphy. In many of the older subdivisions particularly, the layout of
streets and lots was arranged in parallel tiers without regard to topo-
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graphical features. In rough or hilly areas, this practice has some­

times resulted in reducing the desirability or feasibility of building on
some of the lots, thereby reducing their value and often encouraging the
building of substandard housing spotted throughout a relatively higher
standard neighborhood. Also, it is usually found that the cost of im­
proving streets, and cost of installation of sewers and other public
improvements are materially increased in areas where the platting layout
does not fit the topography.
Since the advent of government financing of home building through
the F.H.A. and the Veterans’ Administration and in cooperation with
their planning departments, the so-called “contour control” design has
become increasingly popular even throughout relatively flat areas. Gently
curving streets with cul-de-sac courts connecting to more readily acces­
sible throughways, seem to be the preferred arrangement by such plan­
ning agencies.
W ith reference to ground control, the developer or his engineer-
planner should be required to furnish certain basic information to enable
the city authorities and particularly the city engineer to properly re­
view all the problems. The basic information should include an
area map showing the proposed subdivision with reference to the
adjacent property, a boundary and topographical survey, and a tenta­
tive overall layout plat, and line and grade profiles along proposed
streets and sewers. A schedule of the proposed development, if the
intended plat is to be developed in sections, may be of considerable value.
The city engineer must then review the layout plan—line and grade
profiles, street improvement plans, sewer design, provisions for drain­
age and be ready to recommend approval for construction to the board
of public works when proper plans are furnished.
Perhaps, long before this stage of the review has been reached, the
city has already adopted certain minimum improvement requirements
and procedure. Proper plans, specifications, construction contracts and
a guarantee of the improvements will greatly reduce the future obliga­
tion of the city for maintenance and repair.
W hen the city accepts title to the streets, utilities, sewers and other
improvements constructed and installed by the developer of a new sub­
division, it accepts an obligation to maintain such improvements forever.
It is important to the city, therefore, that the subdividers provide a com­
plete, marketable product, with all reasonable improvements, constructed
in such fashion and quality to best fit the needs of the public and requir­
ing a minimum of costly upkeep.